| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 48th | Fair |
| Amenities | 64th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5561 Sultana Ave, Temple City, CA, 91780, US |
| Region / Metro | Temple City |
| Year of Construction | 1989 |
| Units | 33 |
| Transaction Date | 2013-01-10 |
| Transaction Price | $4,761,547 |
| Buyer | TWO QUEEN BEES LLC |
| Seller | HO SULTANA LLC |
5561 Sultana Ave Temple City 33-Unit Multifamily
Neighborhood occupancy is steady and renter demand is reinforced by a high-cost ownership landscape, according to WDSuite’s CRE market data.
Situated in Temple City within the Los Angeles-Long Beach-Glendale metro, the neighborhood rates B+ and is competitive among Los Angeles neighborhoods (ranked 494 out of 1,441). Investors typically see resilient leasing here, supported by a neighborhood occupancy reading in the upper range nationally and a renter-occupied share near one-half of housing units, which together point to a durable tenant base rather than transient lease-up dynamics.
Everyday convenience is a strength: grocery and restaurant density score in the upper national percentiles, and cafes are also comparatively plentiful. Park and pharmacy counts are limited locally, which may modestly reduce walkable wellness options, but the broader amenity mix still underpins livability for workforce renters.
For rent levels and pricing power, neighborhood contract rents have risen over the last five years and remain elevated versus many U.S. areas, while the rent-to-income ratio trends on the lower side locally. Together, that suggests room for disciplined rent management without leaning on outsized increases, a useful backdrop for renewal retention strategies.
Construction trends matter: the average neighborhood vintage skews to the late 1970s, while this property was built in 1989. Being newer than the local average can be a competitive edge versus older stock, though investors should still plan for selective modernization of aging systems to support repositioning and operating efficiency.
Demographics within a 3-mile radius show households inching higher even as average household size trends down, which can expand the renter pool and support occupancy stability. Median incomes have improved over time, and elevated for-sale home values relative to incomes reinforce continued reliance on multifamily housing, aiding lease retention in a high-cost ownership market.
Safety signals are mixed and should be contextualized at the neighborhood level rather than the property. The area’s crime rank sits toward the higher-crime end of the spectrum (1295 out of 1,441 metro neighborhoods), and national comparisons place the neighborhood below the median for safety. Recent estimates also indicate a year-over-year uptick in reported offense rates.
For underwriting and operations, this points to standard risk management measures: emphasize lighting and access controls, align security practices with resident expectations, and monitor city and neighborhood trends over time. Comparative framing is useful here: while not among the safer quartiles nationally, many Los Angeles submarkets with similar fundamentals still maintain stable multifamily performance when properties implement practical security and community engagement.
Nearby corporate nodes provide a diversified employment base that supports renter demand and commute convenience, notably Chevron, Edison International, International Paper, Reliance Steel & Aluminum, and Microsoft.
- Chevron — energy (3.3 miles)
- Edison International — utilities (3.3 miles) — HQ
- International Paper — packaging & paper (9.9 miles)
- Reliance Steel & Aluminum — metals & distribution (10.8 miles) — HQ
- Microsoft — technology offices (10.9 miles)
This 33-unit 1989 multifamily asset sits in a neighborhood that is competitive within the Los Angeles metro and benefits from steady renter-occupied housing share and nationally above-median occupancy. Elevated for-sale home values relative to incomes sustain reliance on rentals, supporting renewal performance and reducing sensitivity to short-term leasing shocks, based on commercial real estate analysis from WDSuite.
Being newer than the neighborhood’s average vintage provides relative positioning versus older comparables, with scope for targeted system upgrades to enhance operating efficiencies. Within a 3-mile radius, household counts are edging up as household sizes contract, which supports a broader renter pool over time; paired with a diverse nearby employment base, these dynamics can underpin stable demand and disciplined revenue management.
- Neighborhood occupancy trends above the national median, supporting renewal stability
- 1989 vintage is newer than local average, with value in selective modernization
- High-cost ownership market reinforces depth of renter demand and pricing discipline
- 3-mile household growth and smaller household sizes expand the potential renter base
- Risk: neighborhood safety metrics trail metro and national benchmarks; plan for proactive security and resident engagement